Villetta semindipendente con giardino
Località Quercia – Aulla In caratteristico piccolo borgo a pochi minuti da Aulla, proponiamo in vendita villetta semindipendente libera su tre lati, parzialmente ristrutturata e attualmente in stato di grezzo avanzato, ideale per chi desidera personalizzare gli spazi secondo il proprio gusto. L’immobile misura circa 70…
What it really costs
Can you move in?
Not before the basics are done
In the listingRenovatedThe photographs say otherwise, and we go by the photographs.
- On the market for a long time
Must be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
Listing price is €1,062/m² (€85,000 for 80 m²) while the regional median is €659/m²; allowing ~€200/m² for finishing works gives an effective €1,263/m², well above local norms. The ad says “Renovated” but describes work left to finish, and it has been listed 232 days (stale listing).
More on the house and the area
Attractive semi‑detached village house with a newly finished exterior, lovely exposed timber ceilings and a sweeping panoramic valley/mountain view. Structurally complete (new roof, windows, plastering and utility preps) but interiors are unfinished — with bathrooms, floors and kitchen left to complete. Great value for the area for someone willing to finish the works and personalise the home.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€5,000 – €9,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- Property is at 'grezzo avanzato' (advanced shell) — no finished floors, bathroom(s) or kitchen yet
- Final finishes and fixtures (tiling, sanitaryware, flooring, joinery) are required — budget/time needed to complete
- Confirm status of utilities and any local permits before purchase
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 70/100The cluster sits in the Magra valley between the Ligurian Apennines and the Apuan Alps, with the lower Lunigiana hills around it. The river Magra runs through Aulla. The Parco nazionale dell'Appennino Tosco-Emiliano lies to the east within the wider mountain backdrop, and the Alpi Apuane Regional Park is nearby to the south-west around the marble mountains above Carrara. The nearest coast for daily life is the Gulf of La Spezia and the Versilia-Ligurian shore. Aulla is a small service town with rail connections and road access at the junction of routes through Lunigiana toward La Spezia, Parma and the Garfagnana. Within the surrounding area, Pontremoli and other Lunigiana centres are known for stone villages, castles and the historic route of the Via Francigena.